9580 NE Highway 351 · Cross City, FL 32680

$124,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 33 Days on market

Built 1973 2.00 ac lot Est $103k · 22% over

---

Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.1/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Attention investors and buyers looking for a project: this is your opportunity to get into a 3 bedroom, 2 bathroom home on 2 full acres in Old Town. Priced to reflect its current condition, this cash only purchase is ready for the right buyer to come in and make it their own. The seller has already done some of the heavy lifting by replacing the subfloor throughout the home, giving you a solid foundation to build on as you work through the renovation. With 1,152 square feet of living space, a metal roof, central air and heat, and a carport, the bones are there. The 2-acre lot offers plenty of breathing room and the kind of privacy and elbow room that is getting harder to find at this price

Key facts

• Metal roof
• Central air and heat
• Carport

Tags

• 2 FULL ACRES
• METAL ROOF
• CENTRAL AIR AND HEAT
• CARPORT
• PRIVACY AND ELBOW ROOM

Property features AI

Finance

• Other: Property type: Residential, Single Family Residence; Zoning: RESI; Lot approximately 2 acres (2 to less than 5 acres)
• Financial info: No lease restrictions indicated
• HOA & community: No HOA/association indicated

Exterior

• Parking: Has a carport (1 space)
• Utilities: Well water; Septic tank; Other utilities
• Home design: Single-family residence; Residential property; One story; Faces southeast; Entry foundation on pillars/posts/piers
• Construction: Built with other construction materials; Metal roof
• Exterior features: Exterior lighting

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 4.1% in Cross City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#412 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Dixie (rural): math 52% / reading 50% proficiency, ranked #36 of 73 in FL (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Old Town Elementary School (math 73% / reading 58%, grade B+, #500 of 2,144 statewide, top 24%, 456 students, 80% FRL); Dixie County High School (math 31% / reading 42%, grade F, #351 of 667 statewide, top 54%, 714 students, 70% FRL).
• Market conditions: 262 active listings in the ZIP; 49 units permitted in Dixie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Dixie County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.97%
• DSCR: 1.71
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $102,528
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 NE 538th Ave	0.20mi	3/2.0	1,120 (-3%)	9mo	$100,000	$89	78

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.1%
• Equity multiple: 3.79×
• Total profit: $97,604
• Equity at exit: $112,520

10-year hold

• IRR: 31.1%
• Equity multiple: 8.55×
• Total profit: $264,008
• Equity at exit: $242,653

Cash invested: $34,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32680

• Home prices YoY: 2.5%
• Active inventory: 262
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,517 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $465

Break-even live

Break-even rent $928

Max offer price $124,900

Occupancy floor 64%

Sensitivity live

Price	-10% $536	-5% $501	+0% $465	+5% $430	+10% $395
Rent	-10% $346	-5% $405	+0% $465	+5% $525	+10% $585
Rate	-1.0pp $528	-0.5pp $497	base $465	+0.5pp $433	+1.0pp $400

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $124,900 Active 33 DOM
2. 2026-06-18
   days on market $124,900 Active 31 DOM
3. 2026-06-17
   days on market $124,900 Active 30 DOM
4. 2026-06-16
   days on market $124,900 Active 29 DOM
5. 2026-06-15
   days on market $124,900 Active 28 DOM
6. 2026-06-13
   days on market $124,900 Active 26 DOM
7. 2026-06-12
   days on market $124,900 Active 25 DOM
8. 2026-06-09
   days on market $124,900 Active 22 DOM
9. 2026-06-09
   price $124,900 Active 21 DOM
10. 2026-06-08
    days on market $139,900 Active 21 DOM
11. 2026-06-07
    days on market $139,900 Active 20 DOM
12. 2026-06-07
    days on market $139,900 Active 19 DOM
13. 2026-06-04
    days on market $139,900 Active 16 DOM
14. 2026-06-02
    days on market $139,900 Active 15 DOM
15. 2026-06-01
    days on market $139,900 Active 14 DOM
16. 2026-05-31
    days on market $139,900 Active 13 DOM
17. 2026-05-31
    days on market $139,900 Active 12 DOM
18. 2026-05-18
    listed $139,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $310 · $26/mo
• Projected year-2 tax: $1,037 · $86/mo
• Expected delta: +$727/yr (+$61/mo · 234.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,201
• − Mortgage interest: −$6,996
• − Property taxes: −$310
• − Insurance: −$624
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$3,633
• Taxable income: $3,724
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $4,690/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Dixie
• NCES district ID: 1200450
• Math proficiency: 52% ▼ -3.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $34,799
• Composite: 42.18/100
• National rank: #3290
• State rank: #36 of 73 in FL

Livability — Cross City

• Score: 70/100
• State rank: #412
• US rank: #7340

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,445

Population outlook (Dixie County) Hauer SSP2

• Today (2025): 15,122 people
• By 2030: 14,521 · -4.0%
• By 2040: 13,503 · -10.7%
• By 2050: 12,671 · -16.2%
• By 2075: 10,857 · -28.2%
• By 2100: 8,344 · -44.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Dixie

• 2024 margin: Solid R (+70.4) · D 14.5% · R 84.9%
• 2008→2024 swing: -25.4pp toward R · 2008: -45.0pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+66.0 2016: R+63.2 2012: R+46.9 2008: R+45.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.22%
• Current HPI: 424.0037
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

1 event — show timeline

• 2026-05-18 Listed $139,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.2%/yr

Latest (2025): $310 · +0.0% YoY. Source: county tax records.